22, LILYHILL TERRACE , EDINBURGH, EH8 7DU · 2020. 1. 20. · You can use this document to:Energy Performance Certificate (EPC) Dwellings Scotland 22 LILYHILL TERRACE, EDINBURGH,

RESIDENTIAL COMMERCIAL PROPERTY & CONSTRUCTION

www.shepherd.co.uk

One triangle, all angles covered

Home Report

22 LILYHILL TERRACE

EDINBURGH

EH8 7DU

Energy Performance Certificate

You can use this document to:Energy Performance Certificate (EPC)Dwellings

Scotland22 LILYHILL TERRACE, EDINBURGH, EH8 7DU

Dwelling type: End-terrace houseDate of assessment: 19 November 2019Date of certificate: 19 December 2019Total floor area: 74 m2

Primary Energy Indicator: 350 kWh/m2/year

Reference number: 6311-0429-9009-0961-8992Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £2,922

Over 3 years you could save* £453

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

B(81-91)

76C(69-80)

59D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band D (59). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

70C(69-80)

D(55-68)

52E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band E (52). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savings over 3 years

1 Flat roof or sloping ceiling insulation £850 - £1,500 £90.00

2 Floor insulation (suspended floor) £800 - £1,200 £204.00

3 Low energy lighting £25 £78.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

To find out more about the recommended measuresand other actions you could take today to stopwasting energy and money, visit greenerscotland.orgor contact Home Energy Scotland on 0808 808 2282.

Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v4.03r02 (SAP 9.94)

Recommendations Report22 LILYHILL TERRACE, EDINBURGH, EH8 7DU19 December 2019 RRN: 6311-0429-9009-0961-8992

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Cavity wall, filled cavity

Roof Pitched, 100 mm loft insulationFlat, no insulation (assumed)

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 50% of fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 62 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 4.6 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 1.7 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £2,415 over 3 years £2,130 over 3 years

Hot water £249 over 3 years £168 over 3 years

Lighting £258 over 3 years £171 over 3 years

Totals £2,922 £2,469

You couldsave £453

over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy Environment

D 60 E 54

D 63 D 57

D 64 D 58

D 65 D 60

C 76 C 70

1 Flat roof or sloping ceiling insulation £850 - £1,500 £30

2 Floor insulation (suspended floor) £800 - £1,200 £68

3 Low energy lighting for all fixed outlets £25 £26

4 Solar water heating £4,000 - £6,000 £27

5 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £297

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

Page 3 of 5

Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present: There are none provided for this home


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Flat roof or sloping ceiling insulationInsulating a flat roof or sloping ceiling will significantly reduce heat loss through the roof; this will improve levelsof comfort, reduce energy use and lower fuel bills. Insulation can be placed on top of the roof under thewaterproof membrane and should particularly be considered when the waterproofing needs to be replaced.Further information about roof insulation and details of local contractors can be obtained from the NationalInsulation Association (www.nationalinsulationassociation.org.uk). Building regulations generally apply to thiswork so it is best to check with your local authority building standards department.

2 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check with your local authority building standards department.

3 Low energy lightingReplacement of traditional light bulbs with energy saving bulbs will reduce lighting costs over the lifetime of thebulb, and they last many times longer than ordinary light bulbs. Low energy lamps and fittings are nowcommonplace and readily available. Information on energy efficiency lighting can be found from a wide range oforganisations, including the Energy Saving Trust (http://www.energysavingtrust.org.uk/home-energy-efficiency/lighting).

4 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

5 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check with your local authority. The assessment does notinclude the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPCfor solar photovoltaic panels, provided that both the product and the installer are certified by the MicrogenerationCertification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

Low and zero carbon energy sources

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Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 15,835 (321) N/A N/A

Water heating (kWh per year) 1,875

About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Miss Lyndsay GowansAssessor membership number: EES/023714Company name/trading name: J & E ShepherdAddress: 12 Atholl Crescent

EdinburghEH3 8HA

Phone number: 0131 225 1234Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

Page 5 of 5


Advice and support to improve this propertyThere is support available, which could help you carry out some of the improvements recommended for this propertyon page 3 and stop wasting energy and money.For more information, visit greenerscotland.org or contact HomeEnergy Scotland on 0808 808 2282.

Home Energy Scotland’s independent and expert advisors can offer free and impartial advice on all aspects of energyefficiency, renewable energy and more.

Scottish Single Survey

survey report on:

22 Lilyhill Terrace,Edinburgh, EH8 7DU19th November 2019 3V687189

22 Lilyhill TerraceEdinburghEH8 7DU

Barratt East Scotland

Telford House3 Mid New CultinsEdinburghEH11 4DH

J&E Shepherd

19th November 2019

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

Terms & Conditions (With MVR) - 1\10\2008

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

The Seller has engaged the Surveyors to provide the Single Survey Report and a generic MortgageValuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide anEnergy Report in the format prescribed by the accredited Energy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage ValuationReport on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers andLenders. The transcript report will be in the format required by the Lender but will contain the sameinformation, inspection date and valuation figure as the generic Mortgage Valuation Report and theSingle Survey. The Surveyors will decline any transcript request which requires the provision ofinformation additional to the information in the Report and the generic Mortgage Valuation Report untilthe Seller has conditionally accepted an offer to purchase made in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser'slender or conveyancer may request that the Surveyors provide general comment on standardappropriate supplementary documentation. In the event of a significant amount of documentationbeing provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additionalfee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materially affectsthe valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve theright to reconsider the valuation. Where the Surveyors require to amend the valuation in consequenceof such information, they will issue an amended Report and generic Mortgage Valuation Report to theSeller. It is the responsibility of the Seller to ensure that the amended Report and generic MortgageValuation Report are transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who iscompetent to survey, value and report upon Residential Property .

If the Surveyors have had a previous business relationship within the past two years with the Seller orSellers Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box.

The Surveyors have a written complaints handling procedure. This is available from the offices of theSurveyors at the address stated.

THE REPORTThe Surveyors will not provide an amended Report on the Property, except to correct factualinaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is suchthat it would be inappropriate to do so. A final decision on whether a loan will be granted rests with theLender who may impose retentions in line with their lending criteria. The date of condition and valueof the property will be the date of inspection.

To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast,a Single Survey is instructed by the Seller and made available to all potential Purchasers in theexpectation that the successful Purchaser will have relied upon it. The Royal Institution of CharteredSurveyors rules require disclosure of any potential conflict of interest when acting for the Seller andthe Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and ifthis is of concern to any party they are advised to seek their own independent advice.

1 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct.

Terms and Conditions

1.2

2


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1.3

The Report and any expressions or assessments in it are not intended as advice to the Seller orPurchaser or any other person in relation to an asking price or any other sales or marketing decisions.The Report is based solely on the Property and is not to be relied upon in any manner whatsoeverwhen considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is freeof other minor defects.

Neither the whole nor any part of the Report may be published in any way, reproduced or distributedby any party other than the Seller, prospective purchasers and the Purchaser and their respectiveprofessional advisers without the prior written consent of the Surveyors.

LIABILITYThe Report is prepared with the skill and care reasonably to be expected of a competent residentialsurveyor who is a member of the Royal Institution of Chartered Surveyors.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy)along with these Terms and Conditions (or a complete copy) would (or, as the case might be, wouldhave been) be disclosed and delivered to:-

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to theSeller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relationto the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should beaware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, theSurveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Anysuch Lender relies upon the Report entirely at their own risk.

GENERIC MORTGAGE VALUATION REPORTThe Surveyors undertake to the Seller that they will prepare a generic Mortgage Valuation Report,which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure thatthe generic Mortgage Valuation Report is provided to every potential Purchaser.

TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSESThe Surveyors undertake that on being asked to do so by a prospective purchaser, or his/herprofessional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for LendingPurposes on terms and conditions to be agreed between the Surveyors and Lender and solely for theuse of the Lender and upon which the Lender may rely. The decision as to whether finance will beprovided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be frominformation contained in the Report and the generic Mortgage Valuation Report.

2 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct


1.4

1.5

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property,whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.


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1.6 INTELLECTUAL PROPERTYAll intellectual property rights whatsoever (including copyright) in and to the Report, excluding theheadings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusiveproperty unless they assign the same to any other party in writing.

PAYMENTThe Surveyors are entitled to refrain from delivering the Report to anyone until the fee and othercharges for it notified to the Seller have been paid. Additional fees will be charged for subsequentinspections and Reports.

CANCELLATIONThe Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time beforethe day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to theSeller) if after arriving at the property, the Surveyor concludes that it is of a type of construction ofwhich the surveyor has insufficient specialist knowledge to be able to provide the inspectionsatisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, thesurveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 asdetailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their healthor personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid bythe Seller for the inspection and Report, except for expenses reasonably incurred and any fee due inlight of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place butbefore a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% ofthe agreed fee.

PRECEDENCEIf there is any incompatibility between these Terms and Conditions and the Report, these Terms andConditions take precedence.

DEFINITIONS


1.7

1.8

1.9

1.10

the "Lender" is the party who has provided or intends or proposes to provide financial assistanceto the Purchaser towards the purchase of the Property and in whose favour a standard securitywill be granted over the Property;

the "Transcript Mortgage Valuation Report for Lending Purposes" means a separate report,prepared by the Surveyor, prepared from information in the Report and the generic MortgageValuation Report, but in a style and format required by the Lender. The Transcript MortgageValuation Report for Lending Purposes will be prepared with the skill and care reasonably to beexpected from a surveyor who is a member of the Royal Institution of Chartered Surveyors andwho is competent to survey, value and report on the Property;

the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyorfrom information in the Report but in the Surveyor's own format;


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PART 2 - DESCRIPTION OF THE REPORTTHE SERVICEThe Single Survey is a Report by an independent Surveyor, prepared in an objective way regardingthe condition and value of the Property on the day of the inspection, and who is a member of the RoyalInstitution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is inthe format of the accredited Energy Company. In addition, the Surveyor has agreed to supply ageneric Mortgage Valuation Report.

THE INSPECTIONThe Inspection is a general surface examination of those parts of the Property which are accessible: inother words, visible and readily available for examination from ground and floor levels, without risk ofcausing damage to the Property or injury to the Surveyor.

All references to visual inspection refer to an inspection from within the property at floor level and fromground level within the site and adjoining public areas, without the need to move any obstructions.Any references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller's permission, without causing damage to the building orcontents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials havebeen used in the construction. The presence or possible consequences of any site contamination willnot be researched.


2.1

2.2

the "Market Value" is the estimated amount for which a property should exchange on the date ofvaluation between a willing buyer and a willing seller in an arm's-length transaction after propermarketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

the "Property" is the property which forms the subject of the Report;

the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from theSeller;

a "prospective Purchaser" is anyone considering buying the Property;

the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in theform set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents)Regulations 2008;

the "Seller" is/are the proprietor(s) of the Property;

the "Surveyor" is the author of the Report on the Property; and

the "Surveyors" are the firm or company of which the Surveyor is an employee, director, memberor partner (unless the Surveyor is not an employee, director, member or partner, when the"Surveyors" means the Surveyor) whose details are set out at the head of the Report.

the "Energy Report" is the advice given by the accredited Energy Company, based on informationcollected by the Surveyor during the Inspection, and also includes an Energy PerformanceCertificate, in a Government approved format.


Page 5 of 6


The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspectorin completing a Single Survey of properties that may fall within the Control of Asbestos in theWorkplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined inthe Regulations and that a Register of Asbestos and effective Management Plan is in place, whichdoes not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder willbe made.

THE REPORTThe Report will be prepared by the Surveyor who carried out the property inspection and will describevarious aspects of the property as defined by the headings of the Single Survey report with thecomments being general and unbiased. The report on the location, style and condition of the property,will be concise and will be restricted to matters that could have a material effect upon value and willomit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, itshould not be interpreted that the property is free of any other minor defects.

Throughout the report, the following repair categories will be used to give an overall opinion of thestate of repair and condition of the property.

WARNING:If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into moreserious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverseeffect on marketability, value and the sale price ultimately achieved for the property. This isparticularly true during slow market conditions when the effect can be considerable.

Parts of the property, which cannot be seen or accessed, will not be reported upon and this will bestated. If the Surveyor suspects that a defect may exist within an unexposed area and which couldhave a material effect upon the value, he may recommend further investigation by specialistcontractors.

SERVICESSurveyors are not equipped or qualified to test the services and therefore no comment can beinterpreted as implying that the design, installation and function of the services are inaccordance/compliance with regulations, safety and efficiency expectations. However, comment ismade where there is cause to suspect significant defects or shortcomings with the installations. Notests are made of any services or appliances.

ACCESSIBILITYA section is included to help identify the basic information interested parties need to know to decidewhether to view a property.


2.3

2.4

2.5

1.

2.

3.

Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may causeproblems to other parts of the property or cause a safety hazard. Estimates for repairs orreplacement are needed now.

Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

Category 1: No immediate action or repair is needed.


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ENERGY REPORTA section is included that makes provision for an Energy Report, relative to the property. TheSurveyor will collect physical data from the property and provide such data in a format required by anaccredited Energy Company. The Surveyor cannot of course accept liability for any advice given bythe Energy Company.

VALUATION AND CONVEYANCER ISSUESThe last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). Italso contains the Surveyor's opinion both of the market value of the property and of the re-instatementcost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuationbetween a willing buyer and a willing seller in an arm's-length transaction after proper marketingwherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving atthe opinion of the Market Value, the Surveyor also makes various standard assumptions covering, forexample, vacant possession; tenure and other legal considerations; contamination and hazardousmaterials; the condition of un-inspected parts; the right to use mains services; and the exclusion ofcurtains, carpets etc. from the valuation. In the case of flats, the following further assumptions aremade that:

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding theProperty in its present form unless otherwise stated. This includes the cost of rebuilding the garageand permanent outbuildings, site clearance and professional fees, but excludes VAT (except on thefees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluationafter a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the marketand/or in the physical condition of the Property.


2.6

2.7

There are rights of access and exit over all communal roadways, corridors, stairways etc. and touse communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses;and the costs of repairs to the building are shared among the co-proprietors on an equitablebasis.

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It alsotells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructionsand externally from ground level within the site and adjoining public areas. Any references to left or right in adescription of the exterior of the property refer to the view of someone standing facing that part of the property fromthe outside.

The inspection is carried out without causing damage to the building or its contents and without endangering theoccupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the reportthe surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction.The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will notbe inspected or reported on.

1. Information and scope of inspection

Page 1 of 14


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise an end-terraced house.

Ground Floor - Entrance Hall, Living Room, Kitchen and DiningRoom

First Floor - 2 Bedrooms and Bathroom with WC

72m2 or thereby.

The subjects are situated in an established residential area ofmixed style properties lying to the east of Edinburgh city centre andconvenient for all local amenities.

1940 approximately.

Dry and overcast.

Visually inspected with the aid of binoculars whereappropriate.

Chimneys are of brick construction rendered externally.

Sloping roofs were visually inspected with the aid ofbinoculars where appropriate.

Flat roofs were visually inspected from vantage points withinthe property and where safe and reasonable to do so from a3m ladder externally.

Roof spaces were visually inspected and were entered wherethere was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

If this is not possible, then physical access to the roof spacemay be taken by other means if the Surveyor deems it safe and

Page 2 of 14


Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Single Survey

reasonable to do so.

The roof is pitched and tiled. Head and shoulders access only wasafforded into the roof void area via the hatch on the first floorlanding. The roof pitches were inspected from street level whereseen.


Cast iron gutters and downpipes.


Foundations and concealed parts were not exposed orinspected.

The main walls are built of traditional cavity brick/block workconstruction being rendered externally with synthetic stonefrontage. The subjects appear to benefit from cavity wall insulation.

Internal and external doors were opened and closed wherekeys were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

Windows throughout are of a PVC double glazed style. The frontand rear access doors are of a PVC variety.

Visually inspected.

PVC and painted timber finishes noted.

Visually inspected.

None.

Circulation areas visually inspected.

None.

Visually inspected.

None.

Page 3 of 14


Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Single Survey

Visually inspected.

The property benefits from private garden ground to the front, gableand rear. The boundaries, where seen, are defined by timberfencing, masonry walls, hedging and metal railings.

Visually inspected from floor level.

Presumed plastered finish.

Visually inspected from floor level.

Using a moisture meter, walls were randomly tested fordampness where considered appropriate.

Internal walls are of plaster and plasterboard construction.

Surfaces of exposed floors were visually inspected. Nocarpets or floor coverings were lifted.

Sub-floor areas were inspected only to the extent visible froma readily accessible and unfixed hatch by way of an inverted"head and shoulders" inspection at the access point.

Physical access to the sub floor area may be taken if theSurveyor deems it is safe and reasonable to do so, and subjectto a minimum clearance of 1m between the underside of floorjoists and the solum as determined from the access hatch.

Flooring throughout is of timber construction. No access wasafforded to any sub-floor areas.

Built-in cupboards were looked into but no stored items weremoved.

Kitchen units were visually inspected excluding appliances.

Kitchen fittings comprise wall and base type units with worktopsurface areas present. Internal doors, skirtings and facings are ofa timber variety.

Visually inspected.

No testing of the flues or fittings was carried out.

There is a wood burner at the fireplace in the living room.

Visually inspected.

Papered/painted and tiled finishes noted.

Page 4 of 14


Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Drainage

Single Survey

Visually inspected where there was a safe and purpose-builtaccess.

None.

Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains supply with the meter located in the hall.

Accessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains supply with the meter located externally.

Visual inspection of the accessible pipework, water tanks,cylinders and fittings without removing any insulation.

No tests whatsoever were carried out to the system orappliances.

Mains supply. The plumbing, where seen, is of copper supply pipesand PVC waste pipes. Sanitary fittings consist of a three piecebathroom suite.

Accessible parts of the system were visually inspected apartfrom communal systems, which were not inspected.


The property benefits from a gas fired central heating system tosteel panel radiators. Hot water is presumed provided by thecentral heating system. The combination boiler is located in thekitchen cupboard.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Presumed to the main public sewer.

Page 5 of 14


Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Visually inspected.


Smoke detectors noted.

For flats / maisonettes

Only the subject flat and internal communal areas givingaccess to the flat were inspected.

If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If noinspection was possible, this will be stated. If no inspectionwas possible, the surveyor will assume that there are nodefects that will have a material effect on the valuation.

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent thatthe surveyor is able to give an opinion on the generalcondition and standard of maintenance.

The property was fully furnished and had fitted floor coverings,therefore no detailed inspection was possible of the floors andaccordingly, no comment can be made on their condition. Internalcupboards were generally filled with storage items. No access wasavailable beneath sanitary or kitchen fittings. No access wasavailable to any sub-floor areas.

Windows and external doors were not all fully opened or tested.

Head and shoulders access only was afforded into the roof voidarea. Some areas of the external building fabric including someroof pitches/chimneys/elevations were not fully or closelyinspectable from the surrounding ground level.

An inspection for Japanese Knotweed was not carried out. This is aplant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is no JapaneseKnotweed within the boundaries of the property or its neighbouringproperty. Identification of Japanese Knotweed is best undertakenby a specialist contractor.

Page 6 of 14


Single Survey

This section identifies problems and tells you about the urgency of any repairs by using one of the following threecategories:

2. Condition

Page 7 of 14


Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

The subjects have suffered from previous structural movement, however, thiswould appear to be of a longstanding and non-progressive nature given thelimitations of a single visual inspection.

Notes

Dampness, rot and infestation

Repair category 2

Above average damp readings were obtained to localised sections of lower walllinings surrounding the fireplace in the living room. It would be prudent to haveremedial works carried out and the situation monitored.

Random damp meter readings were taken throughout the property using amoisture meter but no significant recordings were noted. For the purposes of thisreport we presume that those areas not inspected are free from defect.

Notes

Chimney stacks

Repair category 2

Weathered and cracked render noted.Notes

Roofing including roof space

Repair category 2

Condensation was noted within the roof void. Cracked and slipped slates noted.There is a flat roof section over the rear outshot. It should be appreciated thatthis type of roof covering has a limited lifespan with a higher than normal degreeof ongoing maintenance.

Roofing contractors recommend that roof coverings are inspected regularly inorder to ensure they remain watertight.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 8 of 14


Rainwater fittings

Repair category 2

Corrosion noted to a number of gutter joints. We would highlight that it was notraining at the time of our inspection and we would recommend that all rainwaterfittings be inspected during heavy rainfall in order to ensure they are free fromdefect.

Notes

Main walls

Repair category 2

Cracked render and sills noted. We presume that cavity wall insulation has beencarried out to a satisfactory standard by a qualified contractor.

Notes

Windows, external doors and joinery

Repair category 1

Windows were not all fully opened or tested and it should be appreciated thatsome defects are only evident during certain weather conditions. It is assumedthat replacement windows comply with relevant building and fire regulations. Aprecautionary check of all windows and doors is advised.

Notes

External decorations

Repair category 1

Paint finished and decorated external surfaces will require redecoration on aregular basis.

Notes

Conservatories/porches

Repair category -

None.Notes

Communal areas

Repair category -

None.Notes

Single Survey

Page 9 of 14


Garages and permanent outbuildings

Repair category -

None.Notes

Outside areas and boundaries

Repair category 2

The boundary wall is weathered, damaged and leaning in areas. Defectivepointing was noted to the boundary wall. Boundary walls and fences should beregularly checked and maintained as necessary.

Notes

Ceilings

Repair category 1

No immediate action or repair needed.Notes

Internal walls

Repair category 1

Minor cosmetic plaster cracking noted.Notes

Floors including sub-floors

Repair category 1

Creaky flooring. Due to fitted carpets and floor coverings no detailed inspectionof floors was possible and accordingly no comment can be made on theircondition.

Notes

Internal joinery and kitchen fittings

Repair category 1

Within the limitations of our inspection no significant defects were noted. Lowlevel glazing at internal doors should be checked for safety glass.

Notes

Chimney breasts and fireplaces

Repair category 1

All flue linings should be checked, repaired if necessary and swept prior tofires/appliances being reused.

Notes

Single Survey

Page 10 of 14


Internal decorations

Repair category 1

The property is in reasonable decorative order.Notes

Cellars

Repair category -

Notes

Electricity

Repair category 2

Aspects of the electrical installation are dated. The Institute of Engineering andTechnology recommends that inspections and testings are undertaken at leastevery ten years and on a change of occupancy. It should be appreciated thatonly the most recently constructed or re-wired properties will have installationswhich fully comply with present IET regulations.

Notes

Gas

Repair category 1

In the interests of safety and in light of recent regulations it would be prudent tohave all gas appliances checked by a Gas Safe registered contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 1

No tests have been undertaken of the system. Seals surrounding bath/showerunits are frequently troublesome and will require ongoing maintenance. Failureto seals can result in dampness/decay to underlying/adjoining areas.

Notes

Heating and hot water

Repair category 1

It is assumed that the central heating system has been properly installed, updatedand maintained to meet with all current regulations and standards with particularregard to fluing and ventilation requirements. A precautionary check of theheating and hot water system is advised.

Notes

Single Survey

Page 11 of 14


Drainage

Repair category 1

All foul and surface water drainage is assumed to be to the main public sewer.The system was not tested.

Notes

Single Survey

Set out below is a summary of the condition of the property which is provided for reference only. You should refer tothe previous comments for detailed information.

RememberThe cost of repairs may influence the amount someone is prepared to pay for the property. We recommend thatrelevant estimates and reports are obtained in your own name.

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more seriousCategory 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,value and the sale price ultimately achieved for the property. This is particularly true during slow market conditionswhere the effect can be considerable.

Page 12 of 14


Single Survey

Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 2

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 2

Main walls 2

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings -

Outside areas and boundaries 2

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Guidance notes on accessibility informationThree steps or fewer to a main entrance door of the property:In flatted developments the 'main entrance' would be the flat's own entrance door, not the external door to thecommunal stair. The 'three steps or fewer' are counted from external ground level to the flat's entrance door. Wherea lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres:For this purpose, 'Unrestricted parking' includes parking available by means of a parking permit. Restricted parkingincludes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white linesat the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

3. Accessibility information

Page 13 of 14


1. Which floor(s) is the living accommodation on? Ground and First Floors

2. Are there three steps or fewer to a main entrance door of the property?

3. Is there a lift to the main entrance door of the property?

4. Are all door openings greater than 750mm?

5. Is there a toilet on the same level as the living room and kitchen?

6. Is there a toilet on the same level as a bedroom?

7. Are all rooms on the same level with no internal steps or stairs?

8. Is there unrestricted parking within 25 metres of an entrance door to the building?

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives anopinion of market value and an estimated reinstatement cost for insurance purposes.

4. Valuation and conveyancer issues

Page 14 of 14


The subjects have been altered and extended to form the current internal layout. It is presumed all necessarydocumentation and permissions have been obtained. Whilst not an exhaustive list these include the rear outshot.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into anylegally binding sale or purchase contract, further specialist's or contractor's advice and estimates should beobtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to beachieved for the property.

For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of notless than £165,000 (One Hundred and Sixty Five Thousand Pounds Sterling). This figure is the estimate of thecost of rebuilding the premises and bears no direct relationship to current market value.

Having considered matters, taking account of our general observations on site, we are of the opinion that theMarket Value of the subjects in their present condition and with the benefit of vacant possession may be fairlystated in the sum of £280,000 (Two Hundred and Eighty Thousand Pounds Sterling).

Signed

Report author

Company name

Address

Date of report

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [538546 = 5690 ]Electronically signed

Lyndsay Gowans

J&E Shepherd

12 Atholl Crescent, Edinburgh, EH3 8HA

19th December 2019

Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 22 Lilyhill Terrace, Edinburgh, EH8 7DUSeller's Name Barratt East ScotlandDate of Inspection 19th November 2019

Property Details

Property Type

Property Style

Does the surveyor believe that the property was built for the public sector,e.g. local authority, military, police?

Flats/Maisonettes only Floor(s) on which located No. of floors in blockNo. of units in block

Approximate Year of Construction 1940

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

X House Bungalow Purpose built maisonette Converted maisonette

Purpose built flat Converted flat Tenement flat Flat over non-residential useOther (specify in General Remarks)

Detached Semi detached Mid terrace X End terrace

Back to back High rise block Low rise block Other (specify in General Remarks)

Yes X No

Yes No

2 Living room(s) 2 Bedroom(s) 1 Kitchen(s)

1 Bathroom(s) 0 WC(s) 0 Other (Specify in General remarks)

72 m² (Internal) m² (External)

X Yes No

Single garage Double garage Parking space X No garage / garage space / parking spaceYes No

Based on visual inspection only. If any services appear to be non-mains, please comment on the type and locationof the supply in General Remarks.

Brief description of Central Heating:

Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks.

Gas fired central heating system.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in theimmediate vicinity?

If Yes to any of the above, provide details in General Remarks.

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way Shared drives / access Garage or other amenities on separate site Shared service connections

Ill-defined boundaries Agricultural land included with property Other (specify in General Remarks)

Residential suburb X Residential within town / city Mixed residential / commercial Mainly commercial

Commuter village Remote village Isolated rural property Other (specify in General Remarks)

X Made up road Unmade road Partly completed new road Pedestrian access only Adopted Unadopted

X Brick Stone Concrete Timber frame Other (specify in General Remarks)

Tile X Slate Asphalt Felt Other (specify in General Remarks)

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

At the time of inspection the subjects appeared in an order generally consistent with one of its age and type ofconstruction.

Ongoing maintenance and repair should be anticipated to the internal and external fabric of the building.

The subjects have been altered and extended to form the current internal layout. It is presumed all necessarydocumentation and permissions have been obtained. Whilst not an exhaustive list these include the rear outshot.

The subjects have suffered from previous structural movement, however, this would appear to be of alongstanding and non-progressive nature given the limitations of a single visual inspection.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes No

The property forms suitable security for mortgage purposes subject to the specific lending criteria of anymortgage provider.

(to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

month Short Assured Tenancy basis?


Page 4 of 4


Comment on Mortgageability

Valuations

Market value in present condition £ 280,000

Market value on completion of essential repairs £Insurance reinstatement value £ 165,000

Is a reinspection necessary?

Buy To Let Cases

What is the reasonable range of monthly rental income for the property assuming a letting on a 6 £

Is the property in an area where there is a steady demand for rented accommodation of this type?

Declaration

Signed Security Print Code [538546 = 5690 ]Electronically signed by:-

Surveyor's name Lyndsay Gowans

Professional qualifications MA (Hons) MRICS

Company name J&E Shepherd

Address 12 Atholl Crescent, Edinburgh, EH3 8HA

Telephone 0131 225 1234

Fax

Report date 19th December 2019


Yes X No

Yes No

Property Questionnaire

Property address

22 Lilyhill Terrace

Edinburgh

EH8 7DU

Seller(s) Mov8

Completion date of property questionnaire

Note for sellers

● Please complete this form carefully. It is important that your answers are correct.

● The information in your answers will help ensure that the sale of your house goes

smoothly. Please answer each question with as much detailed information as you can.

● If anything changes after you fill in this questionnaire but before the date of entry for

the sale of your house, tell your solicitor or estate agent immediately.

Information to be given to prospective buyer(s)

1. Length of ownership

How long have you owned the property? 5 years 8 months

2. Council tax

Which Council Tax band is your property in? (Please tick one)

☐ A ☐ B ☐ C ☒ D ☐ E ☐ F ☐ G ☐ H

3. Parking

What are the arrangements for parking at your property?

(Please tick all that apply)

● Garage ☐

● Allocated parking space ☐

● Driveway ☐

● Shared parking ☐

● On street ☒

● Resident permit ☐

● Metered parking ☐

● Other (please specify):

4. Conservation area

Is your property in a designated Conservation Area (that is an area

of special architectural or historical interest, the character or

appearance of which it is desirable to preserve or enhance)?

☐ Yes

☐ No

☐ Don’t know

2

5. Listed buildings

Is your property a Listed Building, or contained within one (that is a

building recognised and approved as being of special architectural or

historical interest)?

☐ Yes

☐ No

6. Alterations/additions/extensions

a. (i) During your time in the property, have you carried out any

structural alterations, additions or extensions (for example, provision

of an extra bath/shower room, toilet, or bedroom)?

If you have answered yes, please describe below the changes which

you have made:

☐ Yes

☒ No

(ii) Did you obtain planning permission, building warrant, completion

certificate and other consents for this work?

If you have answered yes, the relevant documents will be needed by

the purchaser and you should give them to your solicitor as soon as

possible for checking.

If you do not have the documents yourself, please note below who

has these documents and your solicitor or estate agent will arrange

to obtain them:

☐ Yes

☐ No

b. Have you had replacement windows, doors, patio doors or double

glazing installed in your property?

If you have answered yes, please answer the three questions below:

☐ Yes

☒ No

(i) Were the replacements the same shape and type as the ones you

replaced?

☐ Yes

☐ No

(ii) Did this work involve any changes to the window or door

openings?

☐ Yes

☐ No

(iii) Please describe the changes made to the windows doors, or patio doors (with

approximate dates when the work was completed):

Please give any guarantees which you received for this work to your solicitor or estate

agent.

3

7. Central heating

a. Is there a central heating system in your property?

(Note: a partial central heating system is one which does not heat all

the main rooms of the property —

the main living room, the bedroom(s), the hall and the bathroom).

If you have answered yes or partial – what kind of central heating is

there?

(Examples: gas-fired, solid fuel, electric storage heating, gas warm

air).

If you have answered yes, please answer the three questions below:

☒ Yes

☐ No

☐ Partial

(i) When was your central heating system or partial central heating system installed?

Not sure, but new boiler installed in October 2014

(ii) Do you have a maintenance contract for the central heating

system?

If you have answered yes, please give details of the company with

which you have a maintenance contract:

☐ Yes

☒ No

(iii) When was your maintenance agreement last renewed? (Please provide the month

and year).

8. Energy Performance Certificate

Does your property have an Energy Performance Certificate which is

less than 10 years old?

☐ Yes

☐ No

9. Issues that may have affected your property

a. Has there been any storm, flood, fire or other structural damage to

your property while you have owned it?

☐ Yes

☒ No

If you have answered yes, is the damage the subject of any

outstanding insurance claim?

☐ Yes

☐ No

b. Are you aware of the existence of asbestos in your property?

If you have answered yes, please give details:

☐ Yes

☒ No

4

10. Services

a. Please tick which services are connected to your property and give details of the supplier:

Services Connected Supplier

Gas or liquid petroleum gas GAS

Eon

Water mains or private water

supply

Water main

Scottish Water

Electricity Yes

Eon

Mains drainage Yes

Telephone Yes

Virgin

Cable TV or satellite Yes

Virgin

Broadband Yes

Virgin

b. Is there a septic tank system at your property?

If you have answered yes, please answer the two questions below:

☐ Yes

☒ No

(i) Do you have appropriate consents for the discharge from your

septic tank?

☐ Yes

☐ No

☐ Don’t Know

(ii) Do you have a maintenance contract for your septic tank?

If you have answered yes, please give details of the company with

which you have a maintenance contract:

☐ Yes

☐ No

5

11. Responsibilities for shared or common areas

a. Are you aware of any responsibility to contribute to the cost of

anything used jointly, such as the repair of a shared drive, private

road, boundary, or garden area?


☐ Yes

☒ No

☐ Don’t Know

b. Is there a responsibility to contribute to repair and maintenance of

the roof, common stairwell or other common areas?


☐ Yes

☒ No

☐ Not applicable

c. Has there been any major repair or replacement of any part of the

roof during the time you have owned the property?

☐ Yes

☒ No

d. Do you have the right to walk over any of your neighbours’ property

— for example to put out your rubbish bin or to maintain your

boundaries?


☐ Yes

☒ No

e. As far as you are aware, do any of your neighbours have the right to

walk over your property, for example to put out their rubbish bin or

to maintain their boundaries?


☐ Yes

☒ No

f. As far as you are aware, is there a public right of way across any

part of your property? (public right of way is a way over which the

public has a right to pass, whether or not the land is

privately-owned.)


☐ Yes

☒ No

12. Charges associated with your property

a. Is there a factor or property manager for your property?

If you have answered yes, please provide the name and address,

and give details of any deposit held and approximate charges:

☐ Yes

☒ No

6

b. Is there a common buildings insurance policy? ☐ Yes

☒ No

☐ Don’t Know

If you have answered yes, is the cost of the insurance included in

your monthly/annual factor’s charges?

☐ Yes

☐ No

☐ Don’t Know

c. Please give details of any other charges you have to pay on a regular basis for the

upkeep of common areas or repair works, for example to a residents’ association, or

maintenance or stair fund.

13. Specialist works

a. As far as you are aware, has treatment of dry rot, wet rot, damp or

any other specialist work ever been carried out to your property?

If you have answered yes, please say what the repairs were for,

whether you carried out the repairs (and when) or if they were done

before you bought the property.

☐ Yes

☒ No

b. As far as you are aware, has any preventative work for dry rot, wet

rot, or damp ever been carried out to your property?


☐ Yes

☒ No

c. If you have answered yes to 13(a) or (b), do you have any

guarantees relating to this work?

If you have answered yes, these guarantees will be needed by the

purchaser and should be given to your solicitor as soon as possible

for checking. If you do not have them yourself please write below

who has these documents and your solicitor or estate agent will

arrange for them to be obtained. You will also need to provide a

description of the work carried out. This may be shown in the original

estimate.

Guarantees are held by:

☐ Yes

☐ No

7

14. Guarantees

a. Are there any guarantees or warranties for any of the following:

No Yes Don’t

know

With title

deeds

Lost

(i) Electrical work ☐ ☐ ☒ ☐ ☐

(ii) Roofing ☐ ☐ ☒ ☐ ☐

(iii) Central heating ☐ ☐ ☒ ☐ ☐

(iv) National House Building Council (NHBC) ☐ ☐ ☒ ☐ ☐

(v) Damp course ☐ ☐ ☒ ☐ ☐

(vi) Any other work or installations?

(for example, cavity wall insulation,

underpinning, indemnity policy)

☐ ☐ ☒ ☐ ☐

b. If you have answered ‘yes’ or ‘with title deeds’, please give details of the work or

installations to which the guarantee(s) relate(s):

c. Are there any outstanding claims under any of the guarantees listed

above?


☐ Yes

☐ No

15. Boundaries

So far as you are aware, has any boundary of your property been

moved in the last 10 years?


☐ Yes

☒ No

☐ Don’t know

8

16. Notices that affect your property

In the past three years have you ever received a notice:

a. advising that the owner of a neighbouring property has made a

planning application?

☐ Yes

☒ No

b. that affects your property in some other way?

☐ Yes

☐ No

c. that requires you to do any maintenance, repairs or improvements

to your property?

☐ Yes

☐ No

If you have answered yes to any of a–c above, please give the notices to your solicitor or

estate agent, including any notices which arrive at any time before the date of entry of

the purchaser of your property.

Declaration by the seller(s)/or other authorised body or person(s)

I/We confirm that the information in this form is true and correct to the best

of my/our knowledge and belief.

Signature(s) : RICHARD MEADE

Date:

9

Aberdeen 01224 202800

Ayr 01292 267987

Coatbridge 01236 436561

Cumbernauld 01236 780000

Dalkeith 0131 663 2780

Dumbarton 01389 731682

Dumfries 01387 264333

Dundee 01382 200454

Dunfermline 01383 722337

East Kilbride 01355 248535

Edinburgh 0131 225 1234

Elgin 01343 553939

Falkirk 01324 635 999

Fraserburgh 01346 517456

Galashiels 01896 750150

Glasgow Commercial 0141 331 2807

Glasgow South 0141 649 8020

Glasgow West End 0141 353 2080

Greenock 01475 730717

Hamilton 01698 897548

Inverness 01463 712239

Kilmarnock 01563 520318

Kirkcaldy 01592 205442

Livingston 01506 416777

Montrose 01674 676768

Motherwell

01698 252229

Musselburgh

0131 653 3456

Paisley

0141 889 8334

Perth

01738 638188

Peterhead

01779 470766

St Andrews

01334 477773

Saltcoats

01294 464228

Stirling

01786 450438

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